6022 Sean Ct · Atascocita, TX 77346

$210,000

3 bd · 2.0 ba · 1,191 sqft · SingleFamily public records · 55 Days on market

Built 1984 0.26 ac lot $176/sqft · 7% below area Est $227k · 7% under $31/mo HOA · 2% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +10.8/15.0
• Cash flow +7.6/30.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Cute as a button and move-in ready! This charming home sits on a huge cul-de-sac lot with plenty of space for kids, pets, and backyard fun. The main living areas feature laminate wood floors and flow into an updated kitchen with granite countertops, stainless steel appliances, tons of cabinet space, and a pantry. The kitchen opens to a spacious family room with a cozy fireplace—perfect for everyday living and entertaining. Both bathrooms have been nicely updated with granite counters. Enjoy the enclosed back porch, offering a versatile space you can use year-round.

Key facts

• Cul-de-sac lot
• Pantry
• Updated kitchen

Tags

• CUL-DE-SAC LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TONS OF CABINET SPACE
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.1% below list).
• Recommended offer: $166k (21.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 669 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,671 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 9.8

CMA / ARV

• ARV (median comp): $226,506
• List price: $210,000
• Delta: -7.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6022 Sean Ct	0.00mi	3/2.0	1,191 (0%)	0mo	$210,000	$176	100
19010 Neath St	0.36mi	3/2.0	1,310 (+10%)	0mo	$209,900	$160	67
18738 Twigsworth Ln	0.44mi	3/2.0	1,304 (+10%)	14mo	$210,000	$161	52
6102 Spruce Bough Ct	0.49mi	3/2.0	1,348 (+13%)	5mo	$237,000	$176	51
18630 Atasca Oaks Dr	0.50mi	3/2.0	1,344 (+13%)	18mo	$222,000	$165	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.38×
• Total profit: $-36,276
• Equity at exit: $51,154

10-year hold

• IRR: -11.0%
• Equity multiple: 0.09×
• Total profit: $-53,618
• Equity at exit: $54,110

Cash invested: $58,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$439 /mo · $5,270/yr
• Insurance: −$88
• HOA: −$31
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-251

Break-even live

Break-even rent $2,100

Max offer price $165,671

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18835 Atasca Oaks Dr Humble, TX	3.0	2.0	1432	$1,829	$1.28	5d	1	0.45mi
6227 Spruce Bough Ct Humble, TX	3.0	2.0	1432	$1,800	$1.26	43d	1	0.59mi
5248 Timbers Quail Dr Atascocita, TX	2.0	2.0	1050	$1,225	$1.17	43d	1	0.96mi
18551 Timber Forest Dr Humble, TX	2.0–3.0	1.0–2.0	1080	$1,609	$1.49	1d	7	0.98mi
6519 Kings Glen Dr Humble, TX	1.0–3.0	1.0–2.5	1255	$2,813	$2.24	1d	16	1.00mi
19113 Moon Trail Dr Unit ECT Humble, TX	2.0	2.0	1054	$1,319	$1.25	11d	1	1.00mi
5303 Atascocita Rd Humble, TX	1.0–2.0	1.0–2.0	855	$1,403	$1.64	3d	1	1.01mi
5303 Atascocita Rd Humble, TX	2.0	2.0	1054	$1,319	$1.25	43d	1	1.01mi
5303 Atascocita Rd Unit 2047 Humble, TX	2.0	2.0	1054	$1,402	$1.33	10d	1	1.04mi
5303 Atascocita Rd Unit 2165 Humble, TX	2.0	2.0	1054	$1,359	$1.29	2d	1	1.04mi
5303 Atascocita Rd Unit 5360 Humble, TX	2.0	2.0	1054	$1,391	$1.32	10d	1	1.04mi
7315 Wisteria Chase Pl Humble, TX	3.0	2.0	1232	$1,232	$1.00	19d	1	1.18mi
18021 Eagle Springs Pkwy Unit 424 Humble, TX	2.0	2.0	1044	$1,734	$1.66	5d	1	1.18mi
18021 Eagle Springs Pkwy Unit 18058 Humble, TX	2.0	2.0	1044	$1,798	$1.72	43d	1	1.18mi
18021 Eagle Springs Pkwy Unit 2174 Humble, TX	2.0	2.0	1044	$1,758	$1.68	10d	1	1.18mi
18021 Eagle Springs Pkwy Unit 2112 Humble, TX	2.0	2.0	1044	$1,726	$1.65	2d	1	1.18mi
5419 Deer Timbers Trl Humble, TX	3.0	2.0	1313	$1,705	$1.30	21d	1	1.24mi
17937 Eagle Springs Pkwy Humble, TX	2.0	2.0	1044	$1,800	$1.72	43d	1	1.33mi
18199 W Lake Houston Pkwy Atascocita, TX	2.0	2.0	1064	$1,485	$1.40	5d	1	1.41mi
18199 W Lake Houston Pkwy Unit HALH Atascocita, TX	2.0	2.0	1064	$1,485	$1.40	12d	1	1.41mi
17417 W Lake Houston Pkwy Unit 17474 Humble, TX	2.0	2.0	1041	$1,266	$1.22	43d	1	1.46mi
17417 W Lake Houston Pkwy Humble, TX	1.0–2.0	1.0–2.0	956	$1,795	$1.88	3d	12	1.46mi
17571 W Lake Houston Pkwy Humble, TX	2.0	1.0–2.0	922	$1,950	$2.11	1d	43	1.46mi
17577 W Lake Houston Pkwy Atascocita, TX	2.0	2.0	1099	$1,830	$1.67	43d	1	1.47mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 22 events

1. 2026-05-19
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Cute as a button and move-in ready! This charming home sits on a huge cul-de-sac lot with plenty of space for kids, pets, and backyard fun. The main living areas feature laminate wood floors and flow into an updated kitchen with granite countertops, stainless steel appliances, tons of cabinet space, and a pantry. The kitchen opens to a spacious family room with a cozy fireplace—perfect for everyday living and entertaining. Both bathrooms have been nicely updated with granite counters. Enjoy the enclosed back porch, offering a versatile space you can use year-round.

2. 2026-05-08
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Cute as a button and move-in ready! This charming home sits on a huge cul-de-sac lot with plenty of space for kids, pets, and backyard fun. The main living areas feature laminate wood floors and flow into an updated kitchen with granite countertops, stainless steel appliances, tons of cabinet space, and a pantry. The kitchen opens to a spacious family room with a cozy fireplace—perfect for everyday living and entertaining. Both bathrooms have been nicely updated with granite counters. Enjoy the enclosed back porch, offering a versatile space you can use year-round.

3. 2026-03-24
   listed $210,000 Active 577-char remark

   Show marketing remark (577 chars)

   Cute as a button and move-in ready! This charming home sits on a huge cul-de-sac lot with plenty of space for kids, pets, and backyard fun. The main living areas feature laminate wood floors and flow into an updated kitchen with granite countertops, stainless steel appliances, tons of cabinet space, and a pantry. The kitchen opens to a spacious family room with a cozy fireplace—perfect for everyday living and entertaining. Both bathrooms have been nicely updated with granite counters. Enjoy the enclosed back porch, offering a versatile space you can use year-round.

4. 2025-02-20
   historical $1,650
5. 2024-12-18
   price $1,650
6. 2024-10-17
   listed $1,695
7. 2024-10-17
   historical $1,750
8. 2024-09-28
   listed $1,750
9. 2024-08-28
   historical $1,750
10. 2024-07-31
    listed $1,750
11. 2021-04-28
    soldstatus
12. 2021-04-21
    soldstatus Sold 433-char remark

    Show marketing remark (433 chars)

    Cute as a button! Move in ready and affordable! HUGE cul de sac lot with plenty of room for kids and fur babies! Laminate wood floors throughout main areas of home; updated kitchen with granite counter tops, tons of cabinets, stainless steel appliances and a pantry which is open to a very spacious family room with a cozy fireplace. Both bathrooms have been updated with granite counters. Enclosed back porch area great year round.

13. 2021-03-24
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Cute as a button! Move in ready and affordable! HUGE cul de sac lot with plenty of room for kids and fur babies! Laminate wood floors throughout main areas of home; updated kitchen with granite counter tops, tons of cabinets, stainless steel appliances and a pantry which is open to a very spacious family room with a cozy fireplace. Both bathrooms have been updated with granite counters. Enclosed back porch area great year round.

14. 2021-03-15
    status Option Pending 433-char remark

    Show marketing remark (433 chars)

    Cute as a button! Move in ready and affordable! HUGE cul de sac lot with plenty of room for kids and fur babies! Laminate wood floors throughout main areas of home; updated kitchen with granite counter tops, tons of cabinets, stainless steel appliances and a pantry which is open to a very spacious family room with a cozy fireplace. Both bathrooms have been updated with granite counters. Enclosed back porch area great year round.

15. 2021-03-13
    listed $156,500 Active 433-char remark

    Show marketing remark (433 chars)

    Cute as a button! Move in ready and affordable! HUGE cul de sac lot with plenty of room for kids and fur babies! Laminate wood floors throughout main areas of home; updated kitchen with granite counter tops, tons of cabinets, stainless steel appliances and a pantry which is open to a very spacious family room with a cozy fireplace. Both bathrooms have been updated with granite counters. Enclosed back porch area great year round.

16. 2017-05-22
    soldstatus
17. 2017-05-15
    soldstatus Sold
18. 2017-04-30
    status Pending
19. 2017-04-18
    status Option Pending
20. 2017-02-28
    price $145,900
21. 2017-01-18
    listed $149,000 Active
22. 1993-07-29
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,270 · $439/mo
• Projected year-2 tax: $5,270 · $439/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,388
• − Mortgage interest: −$11,763
• − Property taxes: −$5,270
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$372
• − Depreciation: −$6,109
• Taxable loss: −$6,599
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-1,427/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+40.9% since first listed

22 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-03-24 Listed $210,000 HARMLS
• 2025-02-20 Rental Removed $1,650 HARMLS
• 2024-12-18 Price Changed $1,650 HARMLS
• 2024-10-17 Listed for Rent $1,695 HARMLS
• 2024-10-17 Rental Removed $1,750 RENTALBEAST
• 2024-09-28 Listed for Rent $1,750 RENTALBEAST
• 2024-08-28 Rental Removed $1,750 HARMLS
• 2024-07-31 Listed for Rent $1,750 HARMLS
• 2021-04-28 Sold (Public Records) — Public Records
• 2021-04-21 Sold (MLS) — HARMLS
• 2021-03-24 Pending — HARMLS
• 2021-03-15 Pending — HARMLS
• 2021-03-13 Listed $156,500 HARMLS
• 2017-05-22 Sold (Public Records) — Public Records
• 2017-05-15 Sold (MLS) — HARMLS
• 2017-04-30 Pending — HARMLS
• 2017-04-18 Pending — HARMLS
• 2017-02-28 Price Changed $145,900 HARMLS
• 2017-01-18 Listed $149,000 HARMLS
• 1993-07-29 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $5,270 · +8.9% YoY. Source: county tax records.